Property Overview: 268 Nightingale Road, Winnipeg

Key Characteristics & Appeal

This 1965-built, three-level split home sits on a generous 6,602 sqft lot in the Booth neighbourhood. Its key feature is a renovated basement, adding valuable finished living space to the 1,304 sqft footprint. The home presents a practical, grounded opportunity. Its appeal lies in the balance of a sizable lot—ranking in the top 35% on its street for size—coupled with the modernized utility of a finished lower level, all at a municipal assessed value that places it in the top half for Winnipeg.

It would suit first-time buyers or practical downsizers looking for solid fundamentals over flash. The large lot offers room for gardening, play, or future expansion, while the renovated basement provides immediate flexibility for a family room, home office, or guest space. A thoughtful perspective is that while the home itself is of average size for the area, the lot size is a standout asset, offering a proportion of outdoor space that is becoming increasingly rare. Buyers comfortable with a home whose core structure reflects its 1960s origins, but who value updated living space and land volume, will find this a compelling option.

Frequently Asked Questions

1. What does the "renovated basement" typically include?
While specifics should be verified by a viewing and inspection, a renovated basement in a home of this era generally means the space has been finished into a livable area with proper walls, flooring, and ceiling, and likely includes essential electrical and heating elements. It may or may not include a bathroom or legal egress windows.

2. How does the lack of a garage affect daily life and value?
The absence of a garage means relying on street parking and on-site storage solutions. For some buyers, this is a worthwhile trade-off for a larger lot. The impact on value is relative; in this neighbourhood and price segment, many homes may have similar setups, making it a common characteristic rather than a unique drawback.

3. The home is 61 years old. What should I be most concerned about?
Key systems like the roof, original windows, plumbing, and electrical should be a primary focus for an inspection. The renovated basement is a positive, but it’s wise to check for any moisture issues or how the renovation integrated with the home’s older infrastructure.

4. The assessed value is $34.70k. Why would the sale price be different?
Municipal assessed value is for tax purposes and is often significantly lower than market value. Sale price is determined by current market conditions, the home’s updated features (like the basement), and buyer demand. Always look at recent sale prices of comparable homes, not just assessments.

5. The lot is large, but the living area is average. What are the possibilities?
This is the key trade-off. The large lot offers long-term potential not found in newer subdivisions. Subject to zoning and permit approvals, possibilities could include adding a garage, a garden suite, or expanding the home itself. For now, it provides ample private outdoor space.